... the real city lives on... Character Area 5: LOWER WASHINGTON

Transcription

1 ... the real city lives on... Character Area 5: LOWER WASHINGTON 89

2 Boundaries This area is bordered by the extension of Fair Way to the north, the Napa River to the south, Gerard Street/Fire Station parking lot to the west, the city limits to the east including the City s sewer treatment plant and irrigation ponds. Character Area 5 Lower Washington Focused Character Area 5 Lower Washington Character Area Existing Conditions This area includes several original small resorts and guest accommodations which have been converted to multi-family residential uses, Calistoga Spa Hot Springs, a cabinet shop, the Catholic Church, contractor s shops and yards, a hair salon, a live-work artist framing shop, and medical offices on the Vermeil property. It also includes a medium sized mineral water bottling plant which generates intrusive noise and heavy truck traffic as it brings in bulk water and ships out bottled water. It includes several undeveloped parcels, the Little League Field and the City s 90

3 Public Works offices and corporation yard, the bicycle path from Washington Street to Dunaweal Lane and the historic walnut shelling plant which has been converted to a storage facility. Aerial View of Lower Washington Character Area 91

4 Development Character & Objectives The primary function of this area is to accommodate the retail/commercial and service needs of the local community. Higher density infill and redevelopment in this area is preferred and offers an opportunity to convey a character that reflects a mixed-use setting including, retail, service commercial, small scale light industrial, artisan and second floor affordable rental housing. The area includes many older buildings many of which are in poor physical condition. The redevelopment of the area must improve and replace buildings of poor quality. New development must be of an affordable nature for both commercial users and residents. The establishment of shared and public parking facilities is encouraged. The creation of suitably sized and located neighborhood serving recreation facilities including tot lots is also an objective to serve the needs of the residents. The Napa River should become a defining and significant open space, social, recreational and circulatory element of this Character Area. Reserving lands for potential use for municipal purposes must be an objective to insure adequate land resources for future public needs. Washington Street should be an attractive tree-lined corridor, as this will be a secondary entry to the town via the future extension to Dunaweal Lane (Southern Crossing). See Chapter 3 Circulation System. Land Use Parcel-specific mixed-use development is required in the Lower Washington Character Area. In most circumstances, a minimum of two land uses per parcel is a fundamental objective. Primary uses for this Character Area shall be for local serving needs, such as, commercial, storage, office and artist studios with second floor residential as a complimentary use. Small, affordable 92

5 restaurants or take-out food establishments for local residents and families should be encouraged. Expansion of existing visitor accommodation facilities will be considered. Promote development of rental workforce housing and live-work ownership arrangements. Development of an artist colony is encouraged. Encourage more intensive mixed use developments so as to reduce redundant parking. Research new parking solutions and zoning provisions to minimize the impact of parking requirements for new development. Designate land for shared parking facilities that support new development. New development may utilize the surface diagonal strip parking area to be developed along the north side of the Fair Way extension in the Wilkinson/Gliderport Sub-Area. Develop baseball/softball facilities and other recreational uses to adequately address needs of the community. The development of a community serving Dog Park should be considered. Land should be designated/reserved for future relocation of municipal facilities which will serve as an anchor at this end of Washington Street. Allow very small scale light industrial uses in keeping with the character of the area and existing neighborhood constraints. Connectivity Extend Franklin Street, Earl Street, Eddy Street, and Anna Street, and connecting them to the Fair Way extension so as to facilitate good circulation and access to and from public parking. Create a secondary, primarily service entry, into Downtown from Dunaweal Lane with traffic calming provisions in order to effectively slow vehicle speeds to insure safe circulation and an attractive and safe environment for residents. Provide pedestrian and bicycle connection to the Gliderport property and to the Dunaweal Lane bicycle path. Create a connection to a pedestrian/bicycle bridge over the Napa River that connects State Highway 29 with Washington Street. Properties bordering the Napa River shall provide for public access along the River and where appropriate a connection to the river. A continuous River Trail is desired along with overlooks. Consider creating a secondary access street at the eastern City limits which connects Washington Street to the Silverado Trail. Future development and redevelopment must participate in the necessary mitigation to accommodate improved access, circulation and parking. Establish public parking as a part of future municipal facilities. 93

6 Architecture The architecture should convey a rich heritage of historic mixed use comprised of vibrant support functions for the Historic District and the community at large such as warehouses, agricultural processing facilities, and utilitarian buildings that now have been rejuvenated for today s uses. Modern interpretations of this heritage may be appropriate. There should be no false-front, faux-group buildings. Maximize use of environmental assets, including the Napa River, fields and natural preserve areas as open space amenities by orienting buildings so as to take advantage of them and by providing pedestrian access. Development on Washington Street shall accommodate street trees and effective traffic calming elements. Commercial and residential buildings and parking lots or structures along the northern edge should be compatible with the objectives of the Gliderport development. The location and design of parking areas, vehicular and pedestrian circulation improvements, and landscaping for development along the northern edge shall be compatible with the design of the parking area improvements of the Fair Way extension within the Wilkinson/ Gliderport Sub-Area. Creative and timeless design and high quality materials such as brick, sheet metal, and true wood vertical siding, should be used throughout the area. Imaginative architectural solutions are encouraged as long as they are appropriate to the area, such as industrial or commercial buildings now converted to live/work lofts. All overhead utilities shall be placed underground. 94